Buttercup IV H Plan · Huntsville, AL 35748

$325,990

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 103 Days on market

Good condition 2-car garage

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

Experience smart living with the Buttercup IV H floor plan by DSLD Homes, an energy-efficient home offering the perfect combination of comfort, style, and functionality. With 1,680 square feet of living space and a total area of 2,254 square feet, this thoughtfully designed floor plan is ideal for modern families and working professionals alike. Designed with an open floor plan, this home creates a seamless flow between the kitchen, dining, and living areas, perfect for entertaining or relaxing with loved ones. Featuring three bedrooms and two bathrooms, the Buttercup IV H offers a spacious layout with optimal privacy and flexibility.

Key facts

• Open floor plan
• Covered patio
• Dedicated study

Tags

• ENERGY EFFICIENT HOME
• OPEN FLOOR PLAN
• DEDICATED STUDY
• LUXURIOUS MASTER SUITE
• BRICK AND STUCCO EXTERIOR
• COVERED PATIO

🏗️ New construction. The $325,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $362,270.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $326k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (17.2% below list).
• Recommended offer: $270k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.8% in Huntsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#3 in AL, #1,082 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison County Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 412 students, 59% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 211 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

Recommended offer $270,000 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $362,270
• List price: $325,990
• Delta: -10.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9041 Mountain Preserve Blvd SE	0.23mi	3/2.0	1,833 (+9%)	1mo	$335,000	$183	73
9014 Mountain Preserve Blvd SE	0.09mi	3/2.0	1,918 (+14%)	4mo	$335,000	$175	69
8824 Old Middlestown Rd SE	0.42mi	3/2.0	1,779 (+6%)	2mo	$357,348	$201	69
8855 Old Middlestown Rd SE	0.55mi	3/2.0	1,779 (+6%)	0mo	$363,660	$204	64
9038 Mountain Preserve Blvd	0.23mi	3/2.0	1,920 (+14%)	4mo	$347,000	$181	62
8822 Old Middlestown Rd SE	0.41mi	3/2.0	1,858 (+11%)	1mo	$364,494	$196	62
8826 Old Middlestown Rd SE	0.43mi	3/2.0	1,858 (+11%)	5mo	$362,179	$195	58
7008 Marsden Way SE	0.46mi	3/2.0	1,858 (+11%)	4mo	$364,603	$196	57
7001 Marsden Way SE	0.48mi	3/2.0	1,858 (+11%)	4mo	$366,204	$197	56
8845 Old Middlestown Rd SE	0.52mi	3/2.0	1,858 (+11%)	4mo	$364,530	$196	55
8841 Old Middlestown Rd SE	0.50mi	3/2.0	1,858 (+11%)	6mo	$363,661	$196	54
8837 Old Middlestown Rd SE	0.48mi	3/2.0	1,858 (+11%)	8mo	$362,095	$195	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $173,741
• Equity at exit: $326,362

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $530,280
• Equity at exit: $703,811

Cash invested: $101,436 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 11 under contract
• Months of supply: 6.3 mo (16%/mo absorbed)
• Median asking: $353,990 ($186/sqft)
• Median days on market: 87 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +15.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35748

• Home prices YoY: 4.0%
• Active inventory: 211
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,900
• Tax est. 1.5%: −$453 /mo · $5,434/yr
• Insurance: −$151
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-371

Break-even live

Break-even rent $3,169

Max offer price $308,648

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-245	+0% $-371	+5% $-496	+10% $-621
Rent	-10% $-584	-5% $-477	+0% $-371	+5% $-264	+10% $-157
Rate	-1.0pp $-188	-0.5pp $-278	base $-371	+0.5pp $-464	+1.0pp $-560

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $90,568
• Closing costs: $10,868
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9041 Mountain Preserve Blvd SE Gurley, AL	3.0	2.0	1833	$2,700	$1.47	63d	1	0.20mi

Property features AI

Finance

• Financial info: List price $325,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family residence (Plan: Buttercup IV H)
• Construction: New construction (plan model)
• Exterior features: Living area of 1680

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: New construction plan (Buttercup IV H)

Listing history 50 events

1. 2026-08-08
   days on market $325,990 Active 103 DOM
2. 2026-08-07
   days on market $325,990 Active 102 DOM
3. 2026-08-06
   days on market $325,990 Active 101 DOM
4. 2026-08-05
   days on market $325,990 Active 100 DOM
5. 2026-08-04
   days on market $325,990 Active 99 DOM
6. 2026-08-03
   days on market $325,990 Active 98 DOM
7. 2026-07-31
   days on market $325,990 Active 95 DOM
8. 2026-07-29
   days on market $325,990 Active 93 DOM
9. 2026-07-27
   days on market $325,990 Active 91 DOM
10. 2026-07-25
    days on market $325,990 Active 89 DOM
11. 2026-07-23
    days on market $325,990 Active 87 DOM
12. 2026-07-22
    days on market $325,990 Active 86 DOM
13. 2026-07-21
    days on market $325,990 Active 85 DOM
14. 2026-07-18
    days on market $325,990 Active 82 DOM
15. 2026-07-16
    days on market $325,990 Active 80 DOM
16. 2026-07-16
    days on market $325,990 Active 79 DOM
17. 2026-07-14
    days on market $325,990 Active 78 DOM
18. 2026-07-14
    days on market $325,990 Active 77 DOM
19. 2026-07-12
    days on market $325,990 Active 76 DOM
20. 2026-07-11
    days on market $325,990 Active 75 DOM
21. 2026-07-10
    days on market $325,990 Active 74 DOM
22. 2026-07-09
    days on market $325,990 Active 73 DOM
23. 2026-07-08
    days on market $325,990 Active 72 DOM
24. 2026-07-07
    days on market $325,990 Active 71 DOM
25. 2026-07-06
    days on market $325,990 Active 70 DOM
26. 2026-07-05
    days on market $325,990 Active 69 DOM
27. 2026-07-03
    days on market $325,990 Active 67 DOM
28. 2026-07-02
    days on market $325,990 Active 66 DOM
29. 2026-07-01
    days on market $325,990 Active 65 DOM
30. 2026-06-30
    days on market $325,990 Active 64 DOM
31. 2026-06-29
    days on market $325,990 Active 63 DOM
32. 2026-06-28
    days on market $325,990 Active 62 DOM
33. 2026-06-28
    days on market $325,990 Active 61 DOM
34. 2026-06-25
    days on market $325,990 Active 58 DOM
35. 2026-06-23
    days on market $325,990 Active 56 DOM
36. 2026-06-22
    days on market $325,990 Active 55 DOM
37. 2026-06-18
    days on market $325,990 Active 52 DOM
38. 2026-06-17
    days on market $325,990 Active 51 DOM
39. 2026-06-16
    days on market $325,990 Active 50 DOM
40. 2026-06-15
    days on market $325,990 Active 49 DOM
41. 2026-06-14
    days on market $325,990 Active 47 DOM
42. 2026-06-10
    days on market $325,990 Active 44 DOM
43. 2026-06-09
    days on market $325,990 Active 43 DOM
44. 2026-06-08
    days on market $325,990 Active 42 DOM
45. 2026-06-07
    days on market $325,990 Active 41 DOM
46. 2026-06-03
    days on market $325,990 Active 37 DOM
47. 2026-06-02
    days on market $325,990 Active 36 DOM
48. 2026-06-01
    days on market $325,990 Active 35 DOM
49. 2026-05-31
    days on market $325,990 Active 34 DOM
50. 2026-05-30
    days on market $325,990 Active 33 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$20,293
• − Property taxes: −$5,434
• − Insurance: −$1,811
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$10,539
• Taxable loss: −$10,861
• Est. tax savings @ 24.0%: +$2,607
• After-tax cash flow: $-1,840/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $8,400–$25,200 screening

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal cosmetic improvements needed to maximize its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen backsplash — Enhances functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Hampton Cove Elementary B+ AL #32/627 Nat'l #4,125/41,679 Middle Hampton Cove Middle School B AL #12/257 Nat'l #2,008/14,009 High Huntsville High School D- AL #18/305 Nat'l #6,672/17,239

Schools (NCES district)

• District: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

A Composite livability gradescore 82/100

Livability — Huntsville

• Score: 82/100
• State rank: #3
• US rank: #1082

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, AL
• County: Madison · 392,086 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 7,311
• Household income: $118,365
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 13% of renters

---

Population outlook (Madison County) Hauer SSP2

• Today (2025): 392,086 people
• By 2030: 409,788 · +4.5%
• By 2040: 440,557 · +12.4%
• By 2050: 460,990 · +17.6%
• By 2075: 502,872 · +28.3%
• By 2100: 513,623 · +31.0%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Tagalog/Filipino 1%

---

Political lean MEDSL · Madison

• 2024 margin: Lean R (+9.0) · D 44.7% · R 53.7% · Other 1.6%
• 2008→2024 swing: +6.0pp toward D · 2008: -14.9pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+8.0 2016: R+16.8 2012: R+18.7 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.02%
• Current HPI: 337.7613
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

---

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Financial info: List price $325,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family residence (Plan: Buttercup IV H)
• Construction: New construction (plan model)
• Exterior features: Living area of 1680

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: New construction plan (Buttercup IV H)